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WORKING WITH AN ARCHITECT - PART 7:  The Construction Phase

3/8/2013

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Perhaps you’d like to build a new house, remodel your existing house or expand it by building an addition.  You know that an architect could help you get more value and enjoyment from your home, but you’re not sure what to expect when working with one.  This is the seventh in a series of blog posts that will help to demystify the process of working with an architect.  Julie Kardatzke is a licensed architect working in southern Wisconsin, including the Madison area, who specializes in new homes, residential additions and remodels.


In Part 6, I talked about the process of choosing a builder, whether by putting your project out to bid, or by preselecting a builder and negotiating a contract.  Now that your architectural drawings are complete, and you have your builder on board, you are ready to start construction.  

Construction Phase Services

My involvement on a project often continues during the construction phase.  Even the best set of drawings cannot fully convey every detail of a three-dimensional building, and I can help the builder to interpret and understand the design intent, in order to better ensure that the finished home, addition or remodel is built as intended.  

A pre-construction meeting with you, the builder, and major subcontractors is highly recommended as a way to review the design intent and important features of the project.  During construction, I am available to answer questions by phone; provide supplemental drawings as requested by the contractor; visit the site regularly to observe the construction work (and keep you apprised of the project’s progress); review shop drawings, materials and product samples; review requests for design changes; and review the builder’s requests for payment.  

My involvement in this phase can help make for a smooth transition from construction documents to the completed project, as I act as your representative during this complex process.


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WORKING WITH AN ARCHITECT  - PART 6:  Bidding or Negotiating

2/6/2013

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Perhaps you’d like to build a new house, remodel your existing house or expand it by building an addition.  You know that an architect could help you get more value and enjoyment from your home, but you’re not sure what to expect when working with one.  This is the sixth in a series of blog posts that will help to demystify the process of working with an architect.  Julie Kardatzke is a licensed architect working in southern Wisconsin, including the Madison area, who specializes in new homes, residential additions and remodels.


My previous posts in this series - Working with an Architect - have made little mention of the third main member of the project team (the other two being the homeowner and the architect) - the builder.  There are two common ways of selecting a builder:  bidding and negotiation.

Bidding a Construction Project

Some clients choose to “bid out” a project, after the design process is finished.  By asking multiple builders to submit bids for building their new home, addition or remodel, they hope to get their project built for the best price.  This approach may result in a lower final cost, assuming that the construction cost doesn’t creep up through the use of change orders.  

When putting a project out to bid, the more information that is called out in the design drawings, the more likely you are to get an apples-to-apples comparison between bidders.  Where information is lacking, bidders may make assumptions about your expectations that are not in line with your actual wishes.

Expect the bidding phase to take three weeks or longer for most projects.  It can easily take that long for a bidder to collect cost information from the many subcontractors and material suppliers who will work on the project, and then assemble that information into a total bid.  If you do choose to bid a project, I suggest asking for bids from no more than three builders, both as a courtesy (it takes a lot of time and effort to put a bid together) and because three bids is enough to give you a representative sample.  How you choose to interpret those bids is another question.  If all three bids are fairly close, you can probably feel confident that they are all reasonable.  If one bid is substantially lower than the others, this could be an indication that something has been overlooked by that bidder, so think through your decision carefully.

Negotiating a Construction Contract

Some clients come to me having already selected their builder, or with the intention of choosing one without going through the bidding process.  There are some definite advantages to bringing the builder on board early in the design process, preferably by the end of the schematic design phase.  

One advantage is that the builder can contribute his or her experience by suggesting ways to achieve the same results more economically and by recommending materials and products that he or she has found over the years to be reliable and of good quality.  The design can also be tailored to his or her preferred way of building, when it’s possible to do so and still achieve the design intent. 

Secondly, the builder can advise on the cost of a building throughout the project, helping to keep it within budget.  

Finally, it may be possible to do fewer design drawings.  When there is no bidding process, and I feel that the builder “gets” the design, I may feel confident about leaving some of the details to be worked out in the field during construction.

Choosing the Builder

Regardless of whether you choose to bid or negotiate a project, it is important that you choose a builder whom you trust to do a good job and whom you will feel comfortable working with on this very important project.  This blog post will not go any further into the process of selecting a builder.  However, I will say that different types of builders are best for different types of home projects, so it’s important to match your builder with your expectations of the finished product.  It’s also important to talk to others who have worked with your prospective builder to learn about their experiences with him or her.  And always have a written contract that clearly spells out what your builder is providing, at what cost and under what conditions.

Moving on to Construction

Now the architect’s drawings are finished, you’ve chosen your builder, and the project is ready to move into the construction phase.  


Next -  Part 7:  Construction Phase Services

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WORKING WITH AN ARCHITECT - PART 5:  Additional Details

1/8/2013

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Perhaps you’d like to build a new house, remodel your existing house or expand it by building an addition.  You know that an architect could help you get more value and enjoyment from your home, but you’re not sure what to expect when working with one.  This is the fifth in a series of blog posts that will help to demystify the process of working with an architect.


The Design Development phase, discussed in Part 4 of this series, provides the structural information necessary to build your home, as well as the typical details that the builder will encounter.  If you have an interest in (and the budget for) extensive customization throughout the home, you will also want additional detailing in the building plans.  Things that might be included are:  unique stair design, custom cabinets, built-ins, masonry fireplace and/or fireplace surround, tile pattern in a backsplash or shower, custom floor design, window seat, unique trim details, exterior building or landscape features, or any other special touches that you can imagine.  Sometimes a custom look can be achieved using off-the-shelf items in a creative way. Whether the materials used are upscale or relatively affordable, time invested in additional design can yield a very personal and truly one-of-a-kind home. 

This is the final design phase of an architectural project.  You now have the information you need, in the form of drawings and specifications, to choose your construction team, if you haven’t already done this, and to get final cost information.  


Next -  Part 6:  Bidding or Negotiation

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WORKING WITH AN ARCHITECT - PART 4:  Design Development

12/5/2012

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Perhaps you’d like to build a new house, remodel your existing house or expand it by building an addition.  You know that an architect could help you get more value and enjoyment from your home, but you’re not sure what to expect when working with one.  This is the fourth in a series of blog posts that will help to demystify the process of working with an architect.


In part three of this series, I described the schematic design phase of a new home project, during which the floorplans and exterior look of a home are worked out.  Once a client is content with the the schematic design, we move on to the more “meaty” stage of design development, in which the structure and technical details are worked out, as well as the selection of the materials and products that will be used.  

Choosing a Builder

 If you have already selected your builder, the beginning of the design development phase is a good time to have a meeting between client, architect and builder, in order to discuss the materials, systems and processes that will be used.  There are several advantages to choosing a builder early in the design process (as opposed to soliciting bids from multiple builders after the drawings are complete), including being able to get the builder’s input regarding construction costs and materials before a lot of time has been spent doing detailed drawings.

Making Selections 

One of the primary tasks during design development is to make selections of materials such as doors and windows, siding, roofing, flooring, countertops and fixtures.  Many clients enjoy the process of choosing these things themselves.  Alternatively, I can select products for your approval or go with you to showrooms to make selections.   The more specifics that can be called out in the drawings, the more accurate will be the bid or estimate given by your builder.  If you are not ready to make selections at this time, the builder can incorporate “allowances”  into his or her bid or estimate.

Typical Drawings

A set of design development drawings typically includes the following:

    •  Site plan
    •  Dimensioned floorplans
    •  Detailed exterior elevations                       
   •  One or more building sections
    •  Foundation plan
    •  Floor and roof framing plans
    •  Roof plan
    •  Typical wall section
    •  Reflected ceiling plans 
    •  Typical details
    •  Door and window schedules
    •  Specifications

Below are some parts of the design development drawings for the project used as an illustration in Part 3 of this series.  This is a small and simple project, so all of the information fit on five 24” x 36” sheets.  Larger or more complicated projects will require more drawings.  

At this size, the drawings are difficult to read but should give you an idea of the type and amount of information included in a design development drawing set.

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At this point you have enough information in the drawings to obtain accurate pricing information from builders, apply for your building permit and construct the project.  Some clients choose to end the design process here.  Others, who have the desire and the budget for more customization and special features in their home, will move on to the next phase:  Construction documents.

Next -  Part 5:  Construction Documents
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WORKING WITH AN ARCHITECT - PART 3:  Schematic Design

11/8/2012

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Perhaps you’d like to build a new house, remodel your existing house or expand it by building an addition.  You know that an architect could help you get more value and enjoyment from your home, but you’re not sure what to expect when working with one.  This is the third in a series of blog posts that will help to demystify the process of working with an architect.



Now that we’ve gone through the programming process and collected information about your needs, wishes, lifestyle, schedule, budget and your site or existing home, the real fun begins.  It’s time to start designing!

A design for a new home, addition or remodel is not just pulled out of thin air.  Although you may read about intellectual-sounding high design concepts in architectural magazines, my approach to design is much more down to earth.  The end result is a synthesis of many factors which are particular to your unique situation, along with concepts of good design.  It is a synthesis of art (beauty) and science (practicality).  In the process of designing your project, I will consider many if not all of the following factors:  

  •     Topography of your site                        
  •     Vegetation on your site                                
  •     Sun angles at various times of the day and year
  •     Wind direction at various times of the year                                    
  •     Exterior views to enjoy or avoid                                       
  •     Outdoor spaces and the indoor spaces they’re connected to
  •     Organization of rooms/spaces and structural elements                         
  •     Circulation through and outside of the house                              
  •     Furniture layouts (this goes hand in hand with circulation) 
  •     Interior views from one space to another 
  •     Public vs. private spaces
  •     Proportion and scale
  •     Form
  •     Mass and balance                       
  •     Rhythm and repetition                
  •     Ceiling Heights (varying them to define space and create interest)
  •     Light - natural and manmade                                         
  •     Rooflines                              
  •     Elevations (outside appearance)                               
  •     Sections  (shape of the inside space)
  •     Universal design 
  •     Structural system design and layout                                  
  •     Plumbing system layout
  •     Heating and cooling system layout                

Concepts

It often happens that there is more than one good design concept for a given project.  As I study a project from the different angles mentioned above, I look for multiple ways that your objectives can be achieved.   Even if you come to me with a floorplan that you like, I will also look for other good ways to achieve your goals.  Therefore, I will typically come up with more than one design concept to show you.  These “concepts” are generally in the form of simple floorplans which help you to understand how the house, addition or remodel will be laid out, without getting into a lot of detail.  We will meet to go over the concepts, discussing the pros and cons of each, before I do any additional drawings. 

Schematic Drawings

After we’ve discussed the floorplan concepts together, and you’ve had time to think about them, I will develop your chosen concept with additional drawings.  At the conclusion of schematic design, you will typically have floorplans, exterior elevations (views of the outside of the house), a building section (which shows the relationship of the house to the site as well as the shape and height of interior spaces), a 3D view (which gives a more “realistic” view of the building) and possibly a site plan.  After we’ve met to discuss the schematic design drawings, I will work to refine the design until we arrive at a solution with which you are happy.  

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These drawings will give you a good sense of what your project will look like but do not contain enough information to build it.  If you have already selected your builder, these drawings will be adequate to allow him or her to put together a preliminary estimate of construction costs.  It can be very helpful to get a builder involved at this point in the project in order to get a budget “reality check”.  His or her experience can also be very valuable during the design process to help you get more value for your money. 

If you have not chosen a builder at this point, I will typically do a preliminary cost estimate.

Next

Once you are happy with the schematic design, we will move on to the next stage - Design Development - where we work out the typical details and produce the drawings and written specifications necessary to build your project.

Next -  Part 4:  Design Development
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WORKING WITH AN ARCHITECT - PART 2:  Programming

10/11/2012

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Perhaps you’d like to build a new house, remodel your existing house or expand it by building an addition.  You know that an architect could help you get more value and enjoyment from your home, but you’re not sure what to expect when working with one.  This is the second in a series of blog posts that will help to demystify the process of working with an architect.


Now that we’ve had our introductory meeting and have signed an agreement for architectural services, it’s time to get down to work!

Programming is the first step in the design process.  It’s the part where I gather the information that will shape your new home, addition or remodel.  This step involves learning not only about your needs, wishes, lifestyle, schedule and budget but also about your site or existing home. 


Information About You

The first thing we’ll do is to have a programming meeting together.  I’ll ask you to fill out a copy of the questionnaire that’s on my website.  The questionnaire gives me important information about your project and may also stimulate additional thoughts from you.  This is also your chance to show me photographs or drawings of your ideas or things that you like. These may be pictures from books or magazines, photographs you’ve taken or images from a website such as Houzz.com.  It is important for all spouses or partners to be included in this questionnaire and programming meeting so that everyone’s needs and wants are taken into consideration in the design.


Information About Your Site or Home

The second type of information I need is information about your site.  

If you are building a new home, we will make a visit to your property together so that we can discuss where your home will sit, how it will be accessed from the road, what views or other landscape features to take advantage of or avoid, and the location of other buildings or features which will be built on the site.

Among the factors which will shape your project are solar orientation, prevailing winds, slopes, rock outcroppings, views, roadways, vegetation, water bodies such as streams or ponds, surface drainage, unique site features, and the location of buildings on neighboring properties.

If you are remodeling or adding on, I will want to collect information about your existing house.  If you already have blueprints, I will ask for those.  If not, I will take measurements of your house so that I will have a basis from which to design the addition or remodel.  I will photograph your home and also examine the structural, plumbing and heating systems in order to understand how those will be affected by your project.


Zoning and Code Requirements

The last type of information I’ll need to collect is information about the zoning requirements for your property.  Before starting a design, it’s important to know what guidelines or restrictions are placed on your site in the form of your municipality’s and county’s zoning ordinances. These determine how closely you can build to your property lines, how high and large your home can be, and also restrict building in certain sensitive areas such as wetlands or flood plains.  Properties in some developments or neighborhoods will also have covenants, conditions and restrictions with which they must comply.

At this stage, I’ll also consider the building code requirements that apply to your project.   


Next

Now that this important information has been collected, it’s time to analyze it, synthesize it and begin the actual design process during the next stage - schematic design.


Next -  Part 3:  Schematic Design

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WORKING WITH AN ARCHITECT - PART 1:  GETTING TO KNOW YOU

9/11/2012

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Perhaps you’d like to build a new house, remodel your existing house or expand it by building an addition.  You know that an architect could help you get more value and enjoyment from your home, but you’re not sure what to expect when working with one.  This is the first in a series of blog posts that will help to demystify the process of working with an architect.

Prospective clients find me in a variety of ways:  through mutual friends or former clients, through ads that I run, or through internet searches.  When they call or email to inquire about working with me, they’ve often already looked at my website www.jkarchitecture.com, so they know something about me and my work.  Following is a description of how prospective clients and I determine whether we are a good “fit” for each other.

The first step is an introductory meeting, where you will learn how I can help you with your building project and get a feeling for whether I’m someone you’d like to work with.  I, in turn, will get to know more about you and whether I’m the right person to help you with that project.  I’ll ask you to talk about what you’d like to build, your site, your schedule and budget, whether you’ve built or remodeled before, and any concerns you may have about the project.  

I’ll show you samples of my design work that are relevant to your project, explain what you can expect from the design and construction process, discuss my design approach and my fees, and answer any questions you may have.

If you are building a new house, we will typically meet in my home office.  If you are remodeling or adding on to an existing house, we will typically meet at your home so that I can get a better understanding of what you want to change.  There is generally no charge for this introductory meeting, and it usually lasts from an hour to 90 minutes

After we’ve met, I’ll have enough information to put together an architectural design proposal.  In this proposal, I will spell out in detail what services I will be providing and the corresponding fee.  I offer various levels of service, ranging from conceptual design (floorplans only) to design development (which results in a set of drawings with enough information to get the necessary permits and build the home) to complete architectural services including site observation during construction.  See “services and fees” for a description of the different levels of service and a rough idea of the fee associated with each.  

Once you’ve accepted my proposal, we’ll move on to the next stage - programming.


Next -  Part 2:  Programming





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 © 2015  /  Julie Kardatzke Architect, LLC  /  408 W. Leeson Street, Spring Green, WI  53588   /   608.588.7105  /  [email protected]
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